Finally the sale completed on my house in Ryde last December but my buyer keeps Skype messaging every few hours to say their conveyancer is waiting to hear from mine. What should have happened following completion?
Post completion of your disposal your lawyer should forward the transfer deeds and all of the paperwork to the buyer’s conveyancer. Where relevant, your conveyancer must also confirm that the mortgage has been redeemed to the buyers lawyers. There are no post completion requirements specific conveyancing in Ryde.
We had chosen conveyancing lawyers locally in Ryde on the RBS solicitor panel. They are now charging me a separate charge for dealing with the RBS mortgage. Is this an additional conveyancing fee set by RBS?
Provided it is contained in their Terms of Engagement or Quote then yes your property lawyer may charge a fee for this. This charge is not dictated by RBS but by your Ryde property lawyer. Some firms on the RBS panel will charge an ‘acting for lender’ fee and others do not.
How can we know in advance if a Ryde conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Ryde getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor carrying out your conveyancing.
Last month we had a mortgage agreed in principle with Lloyds. Ryde conveyancing solicitors were chosen. How long does it take for Lloyds to forward the offer to the conveyancing practitioner?
There is no definitive answer here. Have Lloyds completed the valuation? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Should our conveyancer be asking questions concerning flooding during the conveyancing in Ryde.
Flooding is a growing risk for lawyers specialising in conveyancing in Ryde. There are those who purchase a property in Ryde, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, but there are a numerous checks that can be undertaken by the purchaser or on a buyer’s behalf which should figure out the risks in Ryde. The standard information sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a usual question of the vendor to determine whether the premises has historically flooded. In the event that the property has been flooded in past which is not revealed by the vendor, then a buyer could bring a legal claim for losses stemming from an incorrect response. The buyer’s solicitors may also conduct an enviro search. This will disclose whether there is any known flood risk. If so, additional inquiries should be made.
I have been advised by a few selling agents in Ryde to get a quote from a property lawyer using your seach tool. Is there a financial advantage for Estate Agents to promote your services rather than another?
We don’t give any referral fee for directing people our way. We thought it would be too underhand to pay a commission because members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
My step-father has urged me to appoint his conveyancing solicitors in Ryde. Should I use them?
Much as we are happy to recommend a Ryde conveyancing lawyer the best way to choose a conveyancing lawyer is to seek feedback from friends or relatives who have actually experience in using the firm that you are contemplating using.